Buying in Heartwood (Vancouver, WA): Holt Homes and Lennar in Battle Ground Schools

Heartwood is a new single-family neighborhood in the Orchards area of east Vancouver, along NE 107th and NE 108th Streets just west of NE 139th Avenue. Two builders share it. Holt Homes builds most of the 99 lots across both phases, with 11 plans from about $540,000 to $675,000. Lennar built a small 10-home collection on NE 107th Street, and four of those are finished and for sale with fall price cuts.

It suits buyers who want a new home in the $530,000 to $700,000 range on the quieter northeast edge of Vancouver, with WinCo five minutes away and SR-503 about six. What sets it apart from most new construction in this part of town is the school district: Heartwood is in Battle Ground Public Schools, not Evergreen, and Prairie High School is six minutes away. This guide covers both builders' homes, the schools, the costs of owning here, the 146-lot neighborhood planned next door, and what we'd check before writing an offer.

Community overview

Builders: Holt Homes (most of the community) and Lennar (10 homesites) Location: NE 107th St, NE 108th St, NE 109th Way and NE 137th–140th Aves, in unincorporated Clark County inside the Vancouver Urban Growth Area (as of October 2026) Status: Now selling; Phase 1 recorded November 2025 and Phase 2 in April 2026 (as of October 2026) Pricing: Holt plans from $539,960; Lennar plans from $549,900; the lowest-priced home for sale is a Lennar at $529,100 (October 2026) Home sizes: 1,649 to 2,676 sq ft, 3 to 5 bedrooms, two-story plus one single-level Holt plan (October 2026) Homesites: 99 lots: 58 in Phase 1 and 41 in Phase 2. Lennar's share is 10 (October 2026) Lots: Not published by the builders. Listings show most lots at 3,000 to 5,000 sq ft, with some Lennar lots near 5,700 to 5,800 sq ft (October 2026) HOA: $79 a month on most current listings, covering front-yard landscaping (October 2026) Schools: Battle Ground Public Schools: Maple Grove Primary, Laurin Middle and Prairie High (October 2026) Sales offices: Holt at 13708 NE 108th St, open daily 11 to 6; Lennar at 13809 NE 107th St, by appointment (October 2026)

The homes

Holt Homes

Holt names its plans by square footage. These are Holt's published starting prices for Heartwood, which don't include lot premiums or builder-selected upgrades:

• The 1670: 3–4 bed, 2.5 bath, 1,670 sq ft, two-story, from $539,960
• The 1649: 3 bed, 2.5 bath, 1,649 sq ft, two-story, from $549,960
• The 1656: 3 bed, 2 bath, 1,656 sq ft, single-level, from $574,960
• The 1890: 3–4 bed, 2.5 bath, 1,890 sq ft, from $584,960
• The 1987: 3–4 bed, 2.5 bath, 1,987 sq ft, from $594,960; a version with a three-car garage and a main-floor bedroom and full bath is being built here
• The 2184: 3–4 bed, 2.5 bath, 2,184 sq ft, from $609,960
• The 2299: 3–4 bed, 2.5 bath, 2,299 sq ft, from $614,960
• The 2336: 3–4 bed, 2.5 bath, 2,336 sq ft, from $629,960
• The 2260: 3–4 bed, 3 bath, 2,260 sq ft, from $649,960
• The 2414: 4–5 bed, 3 bath, 2,414 sq ft, from $659,960
• The 2676: 4–5 bed, 3 bath, 2,676 sq ft, from $674,960

Holt's listings here describe 3cm quartz counters, a gas range, a gas fireplace, a heat pump, a covered patio and a fenced backyard, with the HOA maintaining the front yard. Buyers who contract while a home is early in construction can still choose some finishes.

Holt's own video of the community:

Holt homes for sale (October 2026). Holt's site lists four:

• 13808 NE 107th St (Lot 26): The 1649, 3 bed, 2.5 bath, $539,960, move-in ready
• 10712 NE 139th Ave (Lot 12): The 1987, 3 bed, 2.5 bath, $589,960, move-in ready
• 13807 NE 108th St (Lot 18): The 1649, $559,960, under construction
• 13705 NE 108th St (Lot 48): The 2184, 4 bed, 2.5 bath, $639,960, under construction

The MLS shows three more in Phase 2, with completion dates from the listings: 14011 NE 109th Way (The 1670, $559,739, about February 2027), 10711 NE 140th Ave (the single-level 1656, $591,760, about December) and 10719 NE 140th Ave (The 2676, $708,082, about November).

Lennar

Lennar's collection is four two-story plans, all with two-car garages:

• Fairview: 4 bed, 2.5 bath, 1,876 sq ft, from $549,900
• Cypress: 3 bed, 2.5 bath, 2,061 sq ft with an upstairs bonus room, from $569,900
• Ashland: 4 bed, 2.5 bath, 2,306 sq ft, from $599,900
• Jasmine: 5 bed, 3 bath, 2,610 sq ft with a main-floor bedroom and an upstairs loft, from $659,900

Lennar includes more in the price than most builders: its listings here include air conditioning, blinds, the refrigerator, washer and dryer, plus an EV-ready garage.

Lennar's walkthrough of the Ashland, the plan with two homes for sale here:

Lennar homes for sale (October 2026). All four are move-in ready:

• 13801 NE 107th St (Homesite 36): Cypress, $529,100 (was $569,900)
• 13727 NE 107th St (Homesite 37): Ashland, $569,550 (was $599,900)
• 13813 NE 107th St (Homesite 33): Ashland, $573,100 (was $599,900)
• 13723 NE 107th St (Homesite 38): Jasmine, $604,900 (was $659,900), on a 5,808 sq ft lot

A fifth Lennar home, the Fairview at 13805 NE 107th St, is pending. Its listing says it backs to protected greenspace.

Current incentives

• Lennar Fall Super Sale: the cuts above, $26,800 to $55,000 off the original prices, run through October 18, 2026. Lennar's financing offers come through Lennar Mortgage.
• Holt financing: a 4.999% 30-year fixed FHA rate (5.737% APR) on select homes, with a 680 minimum credit score and 3.5% down, for contracts signed October 1–18, 2026 and closed by December 31, 2026, when financing through HomeAmerican Mortgage, Holt's affiliated lender.
• Holt's Imagine Happier Bonus: a cash credit toward upgrades, closing costs or a rate buydown; Holt sets the amount per buyer.
• Holt's Community Heroes credit: $3,500 for educators, military, healthcare workers, firefighters and law enforcement, with terms from the sales office.

The builders

Holt Homes has built in Oregon and Southwest Washington for more than three decades, and its Vancouver office is on SE Tech Center Drive. Holt and its lender, HomeAmerican Mortgage, are owned by Sekisui House U.S. Holt backs each home with its own builder warranty, including a one-time drywall and paint touch-up and a one-year warranty review; tell us you're interested and we'll request the full warranty document. Holt's other Clark County communities include Ramble Creek and Stone's Throw in Vancouver, Greely Farms and Paradise Pointe in Ridgefield, and The Glades in Camas.

Lennar started as a Miami homebuilder in 1954 and delivered about 82,600 homes nationwide in fiscal 2025. In Clark County it also sells Camas Heights, Ramble Creek, Salmon Creek Ridge and Ridgefield Heights. Lennar's published warranty is 1-2-10: one year on workmanship, two years on systems such as electrical and plumbing, and ten years on structural items. Reach out and we'll get you the current warranty booklet to read before you sign.

Schools

Heartwood is in Battle Ground Public Schools, even though the mailing address says Vancouver. Clark County's attendance-area maps (August 2026), the county's staff report for the neighboring Heartwood North subdivision and every current MLS listing here agree on the assigned schools:

Level	School	Grades	Drive time
Elementary	Maple Grove Primary	PreK–4	11 minutes
Middle	Laurin Middle School	5–8	9 minutes
High	Prairie High School	9–12	6 minutes

Drive times are free-flowing from the middle of the community. Maple Grove is about six miles north on NE 199th Street, and the county notes that none of the three schools is within a mile, so plan on the bus or a drive. Battle Ground's grade split differs from Vancouver's and Evergreen's: primary schools run through 4th grade and middle schools start in 5th.

We didn't find boundary changes announced for 2026–27 or new schools planned nearby. Voters turned down the district's operations levy in April 2025 and again in February 2026, and the district made cuts as a result. A replacement levy, Proposition 11, is on the November 3, 2026 ballot. Battle Ground doesn't offer an online address lookup that we found, so tell us which home you're considering and we'll confirm the assignment with the district before you write an offer.

Inside the community

Heartwood is a straightforward neighborhood of homes rather than an amenity-heavy master plan; neither builder lists a clubhouse, pool or gate. Holt describes trails, parks and greenways near the community, and Lennar's listings point to homes that back onto protected greenspace. The plat hasn't been published online in a form we could review for park tracts, so let us know you're interested and we'll get the site map from the sales offices and find out which lots back to open space.

Every home comes with a fenced backyard, and the HOA maintains the front yards. HOA dues are $79 a month on most listings; one Lennar listing shows $59, which we'll clear up with the builder before you commit. Neither builder has published the management company or the CC&Rs, so we'd get them in hand early, including the rules on fences, RVs, boats and rentals.

Parks and outdoors nearby

• Cherry Neighborhood Park: 3 minutes; a 3-acre county park with a half basketball court, play equipment and a short paved loop trail
• Hockinson Meadows Community Park: 6 minutes; a 240-acre county park with an off-leash dog park, sports fields, play equipment, a shelter and restrooms
• Pacific Community Park: 14 minutes; 56 acres with a dog park, skate area, basketball, trails and a shelter
• Klineline Pond and Salmon Creek Regional Park: 17 minutes; a swim beach with summer lifeguards, a splash pad, year-round trout fishing and the start of the Salmon Creek Greenway Trail

Getting around

Drive times below are free-flowing, from the middle of Heartwood. Rush-hour trips take longer, especially on NE 119th Street, SR-503 and at the bridges.

• SR-503 (NE 117th Ave): 6 minutes
• I-205: 13 minutes, via SR-503 and SR-500
• Glenn Jackson Bridge (I-205): 17 minutes
• Interstate Bridge (I-5): 21 minutes
• Downtown Vancouver: 22 minutes
• PDX airport: 26 minutes
• Downtown Portland: 34 minutes
• Transit: C-TRAN Route 72 stops on NE 99th Street at NE 134th Avenue, about half a mile south, and Route 7 runs on NE 117th Avenue

Daily life

• Groceries: WinCo on NE 119th St (5 minutes); Fred Meyer on NE 117th Ave, Walmart Supercenter on Fourth Plain and Safeway on NE 162nd Ave (9 minutes each)
• Coffee: Fairway Coffee on NE 119th St (5 minutes), Di-Tazza on NE 84th St (6) and Starbucks on NE 117th Ave (7)
• Shopping: Vancouver Mall (15 minutes)
• Healthcare: Legacy Salmon Creek Medical Center, the nearest hospital and ER (17 minutes); Vancouver Clinic Salmon Creek (17); PeaceHealth Southwest Medical Center (19)

What it costs to own

• Jurisdiction: the address says Vancouver, but Heartwood is in unincorporated Clark County. The Clark County Sheriff handles police service, the county maintains the roads, and fire service is Clark County Fire District 5, served by Vancouver Fire.
• Utilities: Clark Public Utilities for water and power; Clark Regional Wastewater District for sewer. The homes have natural gas for the range and fireplace.
• Property tax: the 2026 levy for this tax code area is $6.37 per $1,000 of assessed value, about $3,800 a year on a $600,000 home. That's lower than most of Vancouver because Battle Ground's school operations levy isn't being collected. If Proposition 11 passes in November, the district estimates $1.76 per $1,000 starting in 2027, roughly $1,050 a year more on a $600,000 home. Listings show placeholder tax figures of a few hundred dollars from before the homes were finished; budget for the full amount.
• HOA: $79 a month on most listings.
• Impact fees: paid by the builder at permit and built into the price. For this area that's about $10,760 for Battle Ground schools, $4,353 for Park District 5 and about $3,860 in county traffic fees per home. Our custom homes guide compares fees across the county.

What's changing nearby

The biggest change is right next door. Heartwood North is a Holt Homes application for 146 single-family lots on 33 acres just north of Heartwood, about 1,300 feet south of NE 119th Street. Its streets would connect to Heartwood's Phase 2 at NE 109th Street, which the county classifies as a collector, and extend NE 138th Avenue and other streets into the new lots. The plan sets aside open-space tracts, including about four acres for a wetland, its buffer and Oregon white oaks. County staff recommended approval in August 2026, and the hearing was September 10, 2026; we didn't find the decision published yet. As a condition, Holt would widen NE 132nd Avenue at NE 119th Street for a northbound left-turn lane.

A little farther southwest, a 36-lot subdivision with a rezone on about 12 acres (the Oliva property) cleared a county pre-application conference in April 2026.

What to check before you buy

• Construction around you. Phase 2 homes are finishing into early 2027, and Heartwood North could bring several more years of building on the north side. Tell us which lots you like and we'll ask the sales office which streets construction traffic will use, so you can favor a lot away from the new street connections if quiet matters to you.
• The drive to elementary school. Maple Grove is about 11 minutes away. Share the address you're considering and we'll check the bus stop and route with the district's transportation office before you commit.
• The school levy. Battle Ground's finances depend on the November vote. Ask us and we'll walk through the district's plans either way; budget for the higher tax rate if it passes.
• Comparing the two builders. Holt's prices are starting prices before lot premiums and upgrades, while Lennar's include more appliances and are already cut. We line them up item by item, including the refrigerator, washer, dryer and air conditioning, so you compare finished costs.
• Lot size and placement. Most Holt lots are 3,000 to 5,000 square feet, and a few homes back to greenspace. Walk the lot and note which way the backyard faces; tell us which one you like and we'll check the site map for what's planned behind it.
• The HOA documents. Reach out and we'll get the CC&Rs, budget and management contact, and confirm whether dues are $79 or $59.
• The lender offers. Holt's FHA rate and Lennar's financing both run through affiliated lenders. Send us the offers and we'll compare each against an outside lender's quote over the years you expect to keep the loan.
• Inspections. New homes still have defects. A licensed inspector before closing, and again before the first-year warranty review, keeps fixes on the builder.

How we help here

At Heartwood we start by putting both builders side by side. We price Holt's plans with the lot premium and the upgrades you'd want, compare that to Lennar's finished, discounted homes, and show you the real difference per square foot. We check each home's price history and days on market; some of the Lennar homes have been listed for months, which gives us room to negotiate on price, closing costs or the rate. We confirm the school assignment for the exact address, get the HOA documents in front of you early, and look at what Heartwood North will put next to the lot you're considering. Then we coordinate the licensed inspections before closing and before the one-year warranty review. Our construction background helps us spot what to look at in a production home before you sign off on it.

Before you commit to anything, you'll have a written Engagement Proposal with the exact scope and fee.

Also looking in east Vancouver? See Ramble Creek, where Holt and Lennar also build side by side, Kunze Farms and the full Vancouver new-construction page.